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Diligence file / Single property

3412 Brook Cir

3412 Brook Cir, Waco, TX

WatchEvidence as of 2026-09-05
Open screening scenario ↗

Overview

Current ask

$165,000USD
LISTING-STATED
Listing only · high support confidence
Sources, caveats & notes

Approximate current ask after reduction from approximately $175,000.

Research current as of 2026-09-05

View sourceView source

Year built

1948Year
LISTING-STATED
Multi source corroboration · high support confidence
Sources, caveats & notes

Strong secondary corroboration; direct authoritative record not archived.

Research current as of 2026-09-05

View sourceView source

Building area

1,289Square feet
LISTING-STATED
Multi source corroboration · high support confidence
Sources, caveats & notes

Strong secondary corroboration; direct authoritative record not archived.

Research current as of 2026-09-05

View sourceView source

Apparent / marketed units

2Dwelling units
CONFLICT
Model derived · medium support confidence
Sources, caveats & notes

Apparent count derived from the current-marketing branch of the unit configuration conflict. This does not establish controlling legal or physical unit count; aggregate characteristics remain unresolved. A paired 3414 Brook record makes two small units physically plausible but does not resolve legal status.

Research current as of 2026-09-05

View sourceView sourceView source

Unit configuration

Current marketing
2 x 1BR/1BA
Appraisal derived characteristics
1BR/1BA for the aggregate property
CONFLICT
Authoritative reproduction · medium support confidence
Sources, caveats & notes

A paired 3414 Brook record makes two small units physically plausible but does not resolve legal status.

Research current as of 2026-09-05

View sourceView sourceView source

Parcel identifier

UNKNOWN
UNKNOWN
Unknown basis · low support confidence
Sources, caveats & notes

No parcel number was reproducibly established; direct CAD record required.

Research current as of 2026-09-05

No source attached

The diligence brief

Why it ranks

This record remains Watch because unresolved evidence still controls whether it fits the current mandate. First gate: What is the direct CAD parcel identifier?

Priority is a diligence sequence, not an investment recommendation.

What could change the case

  • Parcel ID: No parcel number was reproducibly established; direct CAD record required.
  • Unit configuration: A paired 3414 Brook record makes two small units physically plausible but does not resolve legal status.
  • Legal two unit use: Exact legal-unit status remains unresolved.

What the seller must prove

  • Exact unit configuration and address mapping
  • Both executed leases and current rent roll
  • Collections, deposits, utilities, and meter configuration

What we should verify next

  • Direct McLennan CAD record and parcel identifier
  • City GIS zoning and legal-use evidence
  • Permit history

What could kill the deal

Unresolved and weakly supported fields that can change the diligence priority. These are questions to resolve, not conclusions that a defect exists.

Parcel ID

No parcel number was reproducibly established; direct CAD record required.

UNKNOWN
UNKNOWN
Unknown basis · low support confidence
Why we believe this

No parcel number was reproducibly established; direct CAD record required.

Research current as of 2026-09-05

No source attached

Unit configuration

A paired 3414 Brook record makes two small units physically plausible but does not resolve legal status.

Current marketing
2 x 1BR/1BA
Appraisal derived characteristics
1BR/1BA for the aggregate property
CONFLICT
Authoritative reproduction · medium support confidence
Why we believe this

A paired 3414 Brook record makes two small units physically plausible but does not resolve legal status.

Research current as of 2026-09-05

View sourceView sourceView source

Legal two unit use

Exact legal-unit status remains unresolved.

UNKNOWN
UNKNOWN
Unknown basis · low support confidence
Why we believe this

Exact legal-unit status remains unresolved.

Research current as of 2026-09-05

View sourceView source

Flood status

Exact parcel/building-footprint determination not captured.

UNKNOWN
UNKNOWN
Unknown basis · low support confidence
Why we believe this

Exact parcel/building-footprint determination not captured.

Research current as of 2026-09-05

View source

Actual leases

Executed rents and leases are unknown.

UNKNOWNUSD per month
UNKNOWN
Unknown basis · low support confidence
Why we believe this

Executed rents and leases are unknown.

Research current as of 2026-09-05

No source attached

Rent evidence

ASKING RENT COMPS · Advertised asks are not executed rents or verified collections.

Supported rent per unit

$775–$975USD per month per unit
ESTIMATED
Analyst estimate · medium support confidence
Sources, caveats & notes

Qualitative confidence is medium-low; based on public asking rents.

Research current as of 2026-09-05

View source

Screening center per unit

$875–$900USD per month per unit
ESTIMATED
Analyst estimate · medium support confidence
Sources, caveats & notes

Asking-rent screening center; does not materially improve weak owner-occupied economics.

Research current as of 2026-09-05

View source

Actual leases

UNKNOWNUSD per month
UNKNOWN
Unknown basis · low support confidence
Sources, caveats & notes

Executed rents and leases are unknown.

Research current as of 2026-09-05

No source attached

1BR/1BA

USD per month per unit · medium-low confidence · 2026-09-05

Fair public asking-rent support band from the frozen report.

Reasonable asking-rent screening center, not executed rent.

Supported range$775–$975
$775$975

Screening center: $875–$900

ESTIMATED Analytical asking-rent synthesis
ASKING RENT COMPS · 1BR/1BA
ObservationBeds / bathsArea (sf)Ask / monthDistanceEvidence & comparability
3305 Bosque Blvd1 / 1900$750UNKNOWNLISTING-STATED

Listing only · Primary secondary

Notes & sources

Older residential stock and larger than the modeled Brook side. Asking rent only.

View source
3916 Homan Ave #39181 / 1700$1,025UNKNOWNLISTING-STATED

Listing only · Primary

Notes & sources

Small multifamily-style unit. Asking rent only.

View source
508 N 38th / Ambassador1 / 1711$725UNKNOWNLISTING-STATED

Listing only · Secondary context

Notes & sources

Apartment-community context; asking rent only.

View source
Car Mel, 3638 W Waco Dr1 / 1711–751$865–$940UNKNOWNLISTING-STATED

Listing only · Secondary context

Notes & sources

Apartment-community range preserved as reported; not converted to a point estimate.

View source
846 N 62nd St1 / 1727$1,050UNKNOWNLISTING-STATED

Listing only · Secondary

Notes & sources

Farther-west secondary asking-rent observation.

View source
Three 441 / 1660$1,045–$1,065UNKNOWNLISTING-STATED

Listing only · Secondary context

Notes & sources

Apartment-community asking-rent range preserved as reported.

View source

What we are relying on

Complete canonical fields, including load-bearing claims and estimates. No property-wide confidence score is inferred.

Asking price

$165,000USD
LISTING-STATED
Listing only · high support confidence
Sources, caveats & notes

Approximate current ask after reduction from approximately $175,000.

Research current as of 2026-09-05

View sourceView source

Parcel ID

UNKNOWN
UNKNOWN
Unknown basis · low support confidence
Sources, caveats & notes

No parcel number was reproducibly established; direct CAD record required.

Research current as of 2026-09-05

No source attached

Legal description

Brookview Hills, Block J, Lot 7, approximately 0.1839 acre
LISTING-STATED
Authoritative reproduction · high support confidence
Sources, caveats & notes

Appraisal-derived reproduction; direct CAD/title record not archived.

Research current as of 2026-09-05

View source

Building area

1,289Square feet
LISTING-STATED
Multi source corroboration · high support confidence
Sources, caveats & notes

Strong secondary corroboration; direct authoritative record not archived.

Research current as of 2026-09-05

View sourceView source

Year built

1948Year
LISTING-STATED
Multi source corroboration · high support confidence
Sources, caveats & notes

Strong secondary corroboration; direct authoritative record not archived.

Research current as of 2026-09-05

View sourceView source

Unit configuration

Current marketing
2 x 1BR/1BA
Appraisal derived characteristics
1BR/1BA for the aggregate property
CONFLICT
Authoritative reproduction · medium support confidence
Sources, caveats & notes

A paired 3414 Brook record makes two small units physically plausible but does not resolve legal status.

Research current as of 2026-09-05

View sourceView sourceView source

Paired child record

Address
3414 Brook Cir
Bedrooms
1
Bathrooms
1
Square feet
645
LISTING-STATED
Listing only · medium support confidence
Sources, caveats & notes

Context for physical plausibility only; not proof of parcel, ownership, or legal unit count.

Research current as of 2026-09-05

View source

Zoning

R3D
LISTING-STATED
Authoritative reproduction · medium support confidence
Sources, caveats & notes

Secondary field; direct City GIS and legal-use evidence required.

Research current as of 2026-09-05

View source

Legal two unit use

UNKNOWN
UNKNOWN
Unknown basis · low support confidence
Sources, caveats & notes

Exact legal-unit status remains unresolved.

Research current as of 2026-09-05

View sourceView source

Flood status

UNKNOWN
UNKNOWN
Unknown basis · low support confidence
Sources, caveats & notes

Exact parcel/building-footprint determination not captured.

Research current as of 2026-09-05

View source

Supported rent per unit

$775–$975USD per month per unit
ESTIMATED
Analyst estimate · medium support confidence
Sources, caveats & notes

Qualitative confidence is medium-low; based on public asking rents.

Research current as of 2026-09-05

View source

Screening center per unit

$875–$900USD per month per unit
ESTIMATED
Analyst estimate · medium support confidence
Sources, caveats & notes

Asking-rent screening center; does not materially improve weak owner-occupied economics.

Research current as of 2026-09-05

View source

Actual leases

UNKNOWNUSD per month
UNKNOWN
Unknown basis · low support confidence
Sources, caveats & notes

Executed rents and leases are unknown.

Research current as of 2026-09-05

No source attached

What evidence is missing

Open questions

  • What is the direct CAD parcel identifier?
  • What is the exact physical and legal unit configuration?
  • What are the executed rents and lease terms?
  • Is a 1BR owner unit acceptable for the mandate?

Seller / agent required

  • Exact unit configuration and address mapping
  • Both executed leases and current rent roll
  • Collections, deposits, utilities, and meter configuration

Official records required

  • Direct McLennan CAD record and parcel identifier
  • City GIS zoning and legal-use evidence
  • Permit history
  • Parcel-level flood record

Professional diligence required

  • Defer paid diligence until configuration and leases resolve basic fit and income questions

What would change our mind

Resolution of these canonical open questions can change priority. No new numeric threshold or offer rule has been assumed.

Evidence / sources

Sources resolve through the catalog. An official portal reference does not establish that a property-specific record was captured.

Listing platform

Paired platform property record

3414 Brook Cir 1BR/1BA, approximately 645 square feet

Listing only · Retrieved 2026-09-05

Makes a two-small-unit configuration plausible but does not prove legal use.

No direct source URL was archived
Research provenance

SRC-BROOK-3414-CHILD-RECORD

Internal citation tokens preserve research lineage; they are not external links.

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Mls syndication

Coldwell Banker

3412 Brook Cir listing history

Listing only · Retrieved 2026-09-05

Listing campaign history.

No direct source URL was archived
Research provenance

SRC-BROOK-COLDWELL-LISTING

Internal citation tokens preserve research lineage; they are not external links.

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Rental listing

Zillow rental snapshot

508 N 38th / Ambassador rental listing

Listing only · Retrieved 2026-09-05

Apartment-community asking-rent context.

No direct source URL was archived
Research provenance

SRC-BROOK-COMP-508-N-38TH

Internal citation tokens preserve research lineage; they are not external links.

No historical citation tokens
Rental listing

Zillow rental snapshot

846 N 62nd St rental listing

Listing only · Retrieved 2026-09-05

Farther-west asking-rent observation.

No direct source URL was archived
Research provenance

SRC-BROOK-COMP-846-N-62ND

Internal citation tokens preserve research lineage; they are not external links.

No historical citation tokens
Rental listing

Zillow rental snapshot

Car Mel, 3638 W Waco Dr rental listing

Listing only · Retrieved 2026-09-05

Apartment-community listing reported a range of unit areas and asking rents.

No direct source URL was archived
Research provenance

SRC-BROOK-COMP-CAR-MEL

Internal citation tokens preserve research lineage; they are not external links.

No historical citation tokens
Rental listing

Zillow rental snapshot

Three 44 rental listing

Listing only · Retrieved 2026-09-05

Apartment-community listing reported an asking-rent range.

No direct source URL was archived
Research provenance

SRC-BROOK-COMP-THREE-44

Internal citation tokens preserve research lineage; they are not external links.

No historical citation tokens
Mls syndication

HAR

3412 Brook Cir listing

Listing only · Retrieved 2026-09-05

Current marketing describes two 1BR/1BA units.

No direct source URL was archived
Research provenance

SRC-BROOK-HAR-LISTING

Internal citation tokens preserve research lineage; they are not external links.

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Public record reproduction

HAR appraisal-derived record

Brookview Hills Block J Lot 7

Authoritative reproduction · Retrieved 2026-09-05

Legal description, market value, area, year, and conflicting 1BR/1BA characteristic; parcel number absent.

No direct source URL was archived
Research provenance

SRC-BROOK-HAR-RECORD

Internal citation tokens preserve research lineage; they are not external links.

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Listing platform

Homes.com

3412 Brook Cir listing

Listing only · Retrieved 2026-09-05

Current two-unit marketing.

No direct source URL was archived
Research provenance

SRC-BROOK-HOMES-LISTING

Internal citation tokens preserve research lineage; they are not external links.

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Public record reproduction

Realtor.com

3412 Brook Cir zoning field

Authoritative reproduction · Retrieved 2026-09-05

Secondary field reports R3D; official City record not archived.

No direct source URL was archived
Research provenance

SRC-BROOK-REALTOR-ZONING

Internal citation tokens preserve research lineage; they are not external links.

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Listing platform

Zillow

3412 Brook Cir listing

Listing only · Retrieved 2026-09-05

Current ask and marketed aggregate characteristics.

No direct source URL was archived
Research provenance

SRC-BROOK-ZILLOW-LISTING

Internal citation tokens preserve research lineage; they are not external links.

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Frozen research artifact

Waco Investment Intelligence Finalist Public Verification Report

research/verification/2026-09-05-waco-finalist-public-verification-report.md

Model derived · Retrieved 2026-09-05

Frozen research synthesis; underlying citation tokens are cataloged only as historical interface references.

No direct source URL was archived
Research provenance

SRC-FINALIST-VERIFICATION-REPORT

Internal citation tokens preserve research lineage; they are not external links.

No historical citation tokens
Rental listing

Zillow

ZPID 52088659

Listing only · Retrieved 2026-09-05

3305 Bosque Blvd asking-rent observation.

No direct source URL was archived
Research provenance

SRC-SUMMER-COMP-3305-BOSQUE

Internal citation tokens preserve research lineage; they are not external links.

No historical citation tokens
Rental listing

Zillow

ZPID 2052974570

Listing only · Retrieved 2026-09-05

3916 Homan Ave #3918 asking-rent observation.

No direct source URL was archived
Research provenance

SRC-SUMMER-COMP-3916-HOMAN-3918

Internal citation tokens preserve research lineage; they are not external links.

No historical citation tokens
Official portal

City and County flood resources

Record identifier UNKNOWN

Unknown basis · Retrieved 2026-09-05

No address-level authoritative flood determination was captured.

No direct source URL was archived
Research provenance

SRC-WACO-FLOOD-RESOURCES

Internal citation tokens preserve research lineage; they are not external links.

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Official portal

City of Waco GIS

Record identifier UNKNOWN

Unknown basis · Retrieved 2026-09-05

Official portal was located, but no reproducible address-level record was archived.

No direct source URL was archived
Research provenance

SRC-WACO-GIS-PORTAL

Internal citation tokens preserve research lineage; they are not external links.

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Official portal

City of Waco development permit portal

Record identifier UNKNOWN

Unknown basis · Retrieved 2026-09-05

Official portal was located, but no reproducible subject permit record was captured.

No direct source URL was archived
Research provenance

SRC-WACO-PERMIT-PORTAL

Internal citation tokens preserve research lineage; they are not external links.

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